and Ohauiti Planning Study 2020

APPENDIX 7: COMMERCIAL CENTRES ASSESSMENT

Welcome Bay and Ohauiti Commercial Assessment

Tauranga City Council Contents

List of Figures ...... 2 Executive Summary ...... 3 Introduction ...... 4 The Purpose and Structure of this Report ...... 5 Welcome Bay and Ohauiti Context ...... 6 The Current Context ...... 6 Current Commercial Activities Context ...... 7 Future Context – Ohauiti and Welcome Bay ...... 9 Well-Functioning Commercial / Neighbourhood Centres ...... 10 Community and Council Perspective ...... 11 The Private Sector Perspective ...... 12 Options for Better Supporting the Catchments with Commercial Centres ...... 12 Determining the Appropriate Size of Centre ...... 12 Determining Possible Locations for Commercial Centres ...... 16

List of Figures

Figure 1 Existing Centres – Source SGS ...... 4 Figure 2 Existing Convenience Centres in Tauranga – Source SGS ...... 5 Figure 3 The Welcome Bay and Ohauiti Catchments ...... 6 Figure 4 Existing Commercial Centres in Welcome Bay and Ohauiti ...... 8 Figure 5 Potential future residential growth areas...... 10 Figure 6 Differing types and scales of supermarket offerings in ...... 15 Figure 7 Areas of flatter land potentially suitable for commercial centres...... 16

Executive Summary

With continued population and urban growth, Tauranga City Council (Council) is considering the current and future commercial centres. Council has commissioned several reports which have highlighted that the suburbs of Welcome Bay and Ohauiti are under serviced by commercial centres. There are no full- line supermarkets in the area, and there is only one existing neighbourhood-type centre located in Welcome Bay, with smaller convenience centres located on Welcome Bay Road, Ohauiti Road, and near the Harini intersection. The various reports previously commissioned by Council identify large portions of the population leaving the catchment on a daily basis for retail and commercial needs, employment, and education.

The purpose of this report is to: 1. Consider the commercial needs of the catchments; 2. Examining what would be the appropriate size and location of a commercial centre(s) within the Welcome Bay and Ohauiti catchments; and

In determining the appropriate scale and location of centres, this report considers the urban development aspirations of the Council which include compact city thinking, urban design of centres, and connectivity. The location of existing and planned community and educational facilities are considered, as is other planned investment in infrastructure. Commercial requirements of viable and successful centres and commercial activities are also considered.

In determining the largest centre that the catchments could support, we believe Welcome Bay and Ohauiti will only be able to support a combination of Neighbourhood Centres and Convenience Centres. The catchment is not of a current or forecast size that would support a greater sized commercial centre, without attracting significant spend from other catchments.

The most suitable location for a Neighbourhood Centre in the Welcome Bay and Ohauiti catchments are; ▪ At the front or middle of the catchments (towards the natural exit points from the catchment); ▪ Located on, or in close proximity to a busy arterial road; and ▪ On generally flat land over 8,000m².

Ultimately, it is concluded that given the physical characteristics of the catchments, and their potential growth, both Welcome Bay and Ohauiti could support their own neighbourhood scale centre.

Introduction

In the face of continued population and urban growth, Tauranga City Council (Council) is considering the current and future commercial centres.

To assist council in planning for this growth, several reports have been specifically commissioned to focus on commercial centres and have been completed by SGS Economics and Planning and Strateg.Ease. These reports include:

▪ Urban Structure Report ▪ Assessment of Centres ▪ Urban Centres Strategy

The ‘Urban Structure Report’ outlines the profile and characteristics of the current network of commercial centres in Tauranga, as well as the scale of demand likely to occur in the next 20 years. The ‘Assessment of Centres’ report which followed, examines how the city’s commercial centres are currently performing, which was subsequently followed by the ‘Tauranga Centres Strategy’. This Strategy includes a series of tactical interventions to deliver a network and hierarchy of commercial centres that Tauranga City Council is aspiring to achieve.

As part of their findings, SGS concludes that the Welcome Bay and Ohauiti residential catchments are under-supported by commercial centres. In discussing the issue, the report outlines that there is currently the need for residents of the catchments to travel outside of the catchment across various parts of the city with relatively long trip distances to access appropriate retail offerings and commercial needs. To address this issue, SGS recommend the council investigate options for zoning suitable sites to accommodate new neighbourhood scale centres in Welcome Bay and Ohauiti.

Figure 1 Existing Tauranga Centres – Source SGS

Figure 2 Existing Convenience Centres in Tauranga – Source SGS

Consistent with the findings of these technical reports, there is a long history of the Welcome Bay and Ohauiti community asking for more commercial activity, in particular a supermarket in the area. In addition, supermarket providers have also examined the catchments for locations which further indicates that the areas are under-supported by commercial offerings. In short, the community are seeking this outcome, and the market is considering investing in this outcome.

Council is supportive of enabling a new commercial centre in the area to serve the existing residents and also any future growth within the areas. Council has examined the possibility of enabling the development of a supermarket to serve the catchments and several reports have been presented to Council committees on the topic. From a community perspective, at least one supermarket to better serve the catchments is considered beneficial as it will reduce retail leakage from occurring, and will likely lead to other benefits such as reducing traffic congestion, boosting economic development within the catchments, and generating local employment opportunities.

The Purpose and Structure of this Report

The purpose of this report is to assist in the strategic planning to better supporting the Welcome Bay and Ohauiti catchments with commercial offerings. It does so by examining what would be the appropriate size and location of a commercial/retail centre(s) within the area.

The report does this by; 1. Examining the current and future urban form and growth context of Welcome Bay and Ohauiti. 2. Examining what makes a ‘good’ and well-functioning commercial centre for this community. 3. Examining options for the type of commercial centre. 4. Establishing the optimal area for commercial centres. 5. Assessing specific preferred locations for establishing centres. 6. Recommending the best options and how Council can assist in achieving the best outcomes.

Welcome Bay and Ohauiti Context

The Current Context

The Welcome Bay and Ohauiti suburbs are located on the south and south eastern part of Tauranga City. The suburbs were originally planned and developed in the 1990’s and are nearing substantial completion in terms of the current development areas. Each catchment is located approximately 7km from central Tauranga.

Figure 3 The Welcome Bay and Ohauiti Catchments

There are approximately 15,000 people currently living in the suburbs, with another 2,000 – 3,000 residents expected to live in the area when the remaining residentially zoned areas are developed.

From an education infrastructure viewpoint, there are several childcare centres in the area, with three primary schools in the Welcome Bay catchment and none currently in Ohauiti. There are no intermediate or secondary schools in the area which results in many residents having to leave the catchment on a daily basis to access this higher level of education. In 2017, there were approximately 1,980 students from Year 7 to 13 living in the wider Welcome Bay and Ohauiti area who had to leave the catchments to attend school. Adding to this daily exodus is the distinct lack of employment providers in the area, which compounds the need for people to leave the catchments on a regular basis which is adding to traffic congestion on the local network.

The catchments are served by State Highway 29A which runs west through Poike to Road and then to Cameron Road. This State Highway also runs north east through Mangatapu to Mount Maunganui and Papamoa. The areas are also accessed by Turret Road which runs over the bridge to 15 Avenue onto Cameron Road. There are on-going traffic congestion issues in peak periods, as people who live in the catchment are all leaving and returning around school and traditional working hours.

From a physical perspective, the land is undulating with valleys and steep topography in parts. This has led to disconnected urban planning and the catchments have grown overtime with ‘ribbon’ development. As a result, the expanding residential activity has largely developed along collector roads with limited expansion off those key arterials like you would typically see in other flatter residential catchments around Tauranga. This ultimately means that each of the catchments are disconnected internally, and the sprawling urban growth means there are not high concentrations of people living close to each other. This ultimately discourages walkability and reinforces the role of cars as the primary form of transport in both Welcome Bay and Ohauiti.

In terms of neighbouring areas, Welcome Bay and Ohauiti are surrounded by the Harini, Maungatapu, and Poike suburbs to the west. The city’s largest tertiary provider Toi Ohomai, is located in the surrounding catchment of Poike which draws people from all across Tauranga and the region into the proximity of Welcome Bay and Ohauiti. The Oropi/Maleme Street Industrial zone is also located in close proximity to Ohauiti which is another key contributor of attracting people into the area on a daily basis.

In summary: ▪ The catchments are disconnected and are dominated by vehicular transport. ▪ The catchments have grown with a ribbon-type development ▪ The topography, existing residential density, and location means the catchment is not very walkable. ▪ Given few point of entries, and a strong need to leave the catchment, there is traffic congestion during peak times in the area. ▪ There is a lack of education options within the catchments. ▪ There is a lack of employment opportunities within the catchments.

Current Commercial Activities Context

It has been outlined in previous studies and reports discussed above that the Ohauiti and Welcome Bay catchments are under supported by commercial activity. Having examined the catchments, we broadly agree with these conclusions.

The key indicator of this determination is by comparing the population residing within the catchments with the scale of commercial offerings. As mentioned, there is approximately 15,000 people currently living in the suburbs which is above the general threshold in which a full-scale supermarket needs to be commercially viable. Currently there is no supermarket within the catchments, and instead the catchments are supported by a 4 Square in each catchment, as well as smaller dairy-type convenience businesses. The map below illustrates the existing commercial activities within the area.

Another indicator of undersupply, is the level of commercial vacancies in the catchments. In this case there is no vacancies in Ohauiti or Welcome Bay which would suggest that the existing businesses within the catchment are trading to a reasonable degree. Finally, we understand the areas are under supported as Veros is regularly working with landowners and businesses examining options of developing land for commercial purposes in the catchment.

Figure 4 Existing Commercial Centres in Welcome Bay and Ohauiti

Ref Location Activities 1 Ohauiti Road ▪ Four Square ▪ Off Licence Liquor Store ▪ Hairdresser ▪ Takeaways

2 Welcome Bay Road / State ▪ Physiotherapy Highway 29A intersection ▪ Acupuncture ▪ Hair and Beauty Salon ▪ Dentist ▪ Medical Surgery ▪ Healing/Health and Wellness Centre ▪ Free Mason Centre ▪ Palmers Garden Centre located opposite

3 Corner Awanui Place ▪ Health Services Medical Centre ▪ First National Retail Estate 4 Welcome Bay Road ▪ Dairy 5 Welcome Bay ▪ Petrol Station Neighbourhood Centre ▪ Welcome Bay Community Hall ▪ Plunket ▪ Four Square ▪ Tavern ▪ Off Licence Liquor Store ▪ Sushi ▪ Lighthouse Church – Welcome Bay ▪ Op Shop ▪ Indian Restaurant and Takeaway ▪ Pharmacy ▪ Bakery and Café ▪ Laundromat ▪ Hairdresser

As illustrated in the table above, with the exception of the Welcome Bay neighbourhood centre, the catchments are served by small scale convenience offerings.

In terms of Supermarket-type retailing options, there are dairy/4 square sized offerings on Welcome Road, Ohauiti Road, and in the Welcome Bay Commercial Centre. The Ohauiti 4 Square is supplemented by three other local retail and service businesses. Upon visiting this convenience centre, it was busy with customers and users. These convenience retail-based centres are all located in the middle of the catchments in which they are the serving and are walkable from surrounding areas which also have high reliance on carparking.

The Welcome Bay commercial centre is the largest and most diverse centre in the Ohauiti and Welcome Bay catchments. It provides a range of retail offerings and local services and also includes community facilities on the adjacent reserve. It has no vacancies and is well utilised located within the middle of the catchment with no comparable option of the centre’s scale within a short distance.

There is a commercial centre which largely comprises of health-related services on the Welcome Bay Road / State Highway 29A intersection. This area also includes a Garden Centre located opposite the intersection which is accessed off Ohauiti Road. A medical centre has established on the corner of Awanui Place and Welcome Bay Road. An adjacent residential home has also been converted into an office for real estate agents.

The existing centres in the catchment appear close to fully leased. We believe there are no changes in the local catchment that would alter the conclusions of the previous economic need assessments that have identified a need in this catchment for more commercial activities and centre activities to support the needs of the current or future population of the catchment. In addition, not only are the existing commercial offering scarce considering the size and isolation of the catchments, but many are also old in appearance and designed with little reinvestment. A further factor highlighting the areas situation, is that when visiting the centres (particularly Welcome Bay neighbourhood centre and Ohauiti Road convenience centre) they are busy and with no vacancies. We therefore concur with the previous research in that Welcome Bay and Ohauiti are currently under-supported by commercial centres, particularly supermarket-type offerings.

Future Context – Ohauiti and Welcome Bay

Like the rest of Tauranga, Welcome Bay and Ohauiti is expected to grow. The Council has outlined that they are receiving pressure from developers and landowners in the area to enable for additional residential development that is not currently zoned for those purposes. There has also been requests to consider the use of the Special Housing Areas legislation to enable further residential development.

The Council has responded to these pressures and started to plan for growth in the area by undertaking the Welcome Bay and Ohauiti Planning Study and identifying areas within the catchments that may be appropriate for residential subdivision.

The figure below illustrates those land areas within the catchment which could potentially be developed. Council has restricted their examinations to within their jurisdictional boundary, except for a potential Special Housing Area site on Waikite Road. At this point in time, the map is also purely desktop based and has not had the input from any land owners or infrastructure teams at the Council. The study is only focused on known ground conditions and features of the land which has resulted in the following categorisations: ▪ The areas coloured green is considered likely suitable for urban development. ▪ The yellow areas are likely to be suitable for urban development but further investigation is required. ▪ The orange areas are considered unsuitable for urban development. ▪ The council has examined potential areas to implement new transport infrastructure which is indicated with the yellow dotted line.

Figure 5 Potential future residential growth areas.

There are known infrastructure capacity constraints relating to the areas, particularly relating to transport and wastewater. Council is currently examining options and costs for servicing this additional development, including the three waters and transportation.

Council is also undertaking an assessment if the social infrastructure needs for the Welcome Bay and Ohauiti area. This includes council community infrastructure such as community halls and libraries as well as engaging with the Ministry of Education on schools to serve the areas.

This current report is the beginning of the commercial component of the growth study of the Ohauiti and Welcome Bay area.

Well-Functioning Commercial / Neighbourhood Centres

The Council has an objective of improving the urban form and way that Tauranga develops. This section of the report examines what makes a ‘good’ commercial centre, and does so from the lens of the community and Council as well as the private sector.

Community and Council Perspective

Tauranga has grown quickly, and like much of New Zealand, this growth has largely been designed around the use of motor vehicles. As a result, many existing commercial centres have been built around the vehicle which has often generated undesirable centres from a urban planning outcomes perspective. Generally, this vehicle led design has resulted in existing centres which have low amenity pedestrian environments, large expansive carparking areas, disjointed layouts between buildings, and long distances between activities and streets.

The Council is looking to address this and promote better outcomes of new commercial centres and the revitalisation of existing ones. The draft Tauranga Urban Strategy is a document that provides structure and direction to this ambition by describing the ‘Aspirational Urban Form for Tauranga’. The strategy outlines several key shifts that are required to deliver the desired urban planning outcomes for city.

Veros has surmised these Urban Form aspirations for commercial centres into the following three categories. 1. Compact City Thinking / Surrounding uses of Centres 2. Urban Design of Centres 3. Connectivity to the Centres

Compact City Thinking / Surrounding Uses of Centres ▪ New centres or regenerated centres should aim to be genuine diversified mixed-use precincts. ▪ Highly efficient and functional urban form with an environment that delivers higher quality living for everyone ▪ Better choice and resilience through density, diversity, and mixed-use ▪ Open space, integrated natural systems and environmental resilience ▪ Commercial centres by or near major employment/visitor centres (polytech, schools, hospitals, business parks) ▪ Located near higher density residential ▪ Located near or adjacent to community infrastructure such as schools, libraries, child centres, etc.

Urban Design of Centres ▪ Well planned spaces to promote natural environment values and sustainable living ▪ Placemaking through quality architecture and urban design ▪ Commercial centres with weather protection, passive surveillance, and provision of shared spaces for community events/activities ▪ Commercial infill development that reclaims carparking space and builds active frontage along main streets and internal accessways ▪ Commercial centres that expand vertically rather than horizontally

Connectivity to the Centres ▪ Many existing Tauranga centres have developed over the past three decades are car dominated and lack integration with their host neighbourhood ▪ Greater efficiency through better connectivity and being transit supportive ▪ Streets with character and walkable neighbourhoods ▪ Easy access walk, cycle, drive and on public transport network

Although these aspirational urban planning outcomes are important, often they are not development aspects that are attractive or commercially viable for developers or commercial operators. The next section examines the locational property aspects that are important from a private sector view.

The Private Sector Perspective

There are various urban planning and property factors that are crucial for commercial centres to be viable from a private sector perspective. The requirements vary in importance depending on the scale and nature of the commercial centre, however, in regard to larger neighbourhood-scale centres, the main drivers likely to be considered by tenants such as supermarkets include;

▪ Ease of vehicular access ▪ Ability to attract both passing by and diverted customers ▪ Located on arterials which have limited congestion and delays ▪ Areas with high visibility and exposure to customers ▪ On arterials with accommodative street widths and other roading features to enable safe turning and movements in and out of site ▪ Level frontages and access points onto the site ▪ A site layout that reduces the conflict of customer vehicles and delivery vehicles ▪ Provision of safe access for pedestrians and cyclists ▪ Supermarkets generally require around 2,000m² – 3,200m² GFA space and therefore approximately 8,000m² – 10,000m² land area for required parking, turning, landscaping, storage etc. ▪ Land with permissive zoning for commercial activities.

Smaller convenience scaled centres (traditional corner dairy-type centres as well as smaller supermarket offerings such as 4 Square superettes) have similar drivers around easy access, but require less land and have more focus on walkability from surrounding residential areas.

Options for Better Supporting the Catchments with Commercial Centres

There are two key considerations in examining options to better support Welcome Bay and Ohauiti with commercial centres. These include the appropriate scale of the centre(s), and the corresponding locations the centre(s).

Determining the Appropriate Size of Centre

This report seeks to aid Council in determining what would be the appropriate size and location of a commercial/retail centre(s) within the Welcome Bay and Ohauiti Catchments. First it is necessary to determine what was the appropriate size of centres are for the catchments, which subsequently informs the best locations for those centres

In determining the appropriate scale of centres for the catchments, this report adopts the hierarchy of commercial centres presented in the SGS reports included below.

In determining the largest centre that the catchments could support, it is considered that even with the full potential growth of the area in the future, the areas would not be able to support a ‘Secondary Centre’. This is largely based off the size of the catchment and what volume of commercial space that it can support. As discussed earlier, a full-scale supermarket of around 4,000m2 typically requires around 13,000 people in its catchment to be commercially viable and we would expect smaller retail offerings and services to be required to meet the needs of the area. Therefore, using this broad level assessment, Welcome Bay and Ohauiti will be only able to support a combination of Neighbourhood and Convenience scale centres.

This determination is made even when considering the potential growth within the catchments into the future. A Secondary Scale centre described in the hierarchy above will not be required, particularly given the lack of employment options and other activities attracting people to those catchments on a regular basis.

Neighbourhood Centres

A neighbourhood centre can take a variety of shapes and forms. They are typically of a scale whereby a supermarket is the anchor retail offering and is surrounded by complementary retail uses and/or community activities.

In the Tauranga Urban Centres Strategy Report – SGS define Neighbourhood Scale Centres as; ▪ Serve a local catchment, nested within those of Major and Secondary Centres. ▪ Up to 10,000m² of retail and commercial floorspace ▪ Perform local community convenience role, with a superette or supermarket as the anchor and providing local retail needs ▪ May accommodate some local level community infrastructure. ▪ Walkable from surrounding residential catchment areas ▪ While these local centres provide walking access for a local catchment (within 800 metres), they provide less retail choice compared to the major centres, generally being limited to a convenience retail role (small supermarket or superette).

Neighbourhood Centres and their activities are largely driven by customer convenience, and common types of activities within these centres include; ▪ Supermarket ▪ Superette / dairy ▪ Bakery ▪ Fruit and vegetable shops / butcher ▪ Off-licence liquor retailer ▪ Takeaways (fish and chips, Indian, Chinese, etc) ▪ Cafes and restaurants ▪ Gyms ▪ Health services (doctors, dentists, physiotherapy, etc.)

Tauranga already has a range of neighbourhood centres serving various catchments within the city. Each neighbourhood centre is of a different nature and scale being designed and also evolved overtime to meet the needs of its unique customer catchment. In terms of newer commercial centres in Tauranga, there are two good examples of different scales that are considered to meet the private sector drivers and also contribute positively to the Council’s urban strategy aspirations.

For the purposes of this report, it is considered that potential neighbourhood centres to serve Welcome Bay and Ohauiti would either be anchored by, or include a supermarket as the primary retail offering. The supermarket would vary in size and offering depending on its location in the catchment.

The reason for this assumption is that it has already been established that the catchments are under supported by commercial centres, and with the exception of the existing low-quality offerings, there is no convenient supermarket option for people who reside in the areas. There is also current interest from supermarket providers in identifying and securing suitable land for a commercial centre in the catchments. As Ohauiti and Welcome Bay increase in size, the catchments need for appropriate commercial offerings will intensify along with the community’s desire for a supermarket. However, this potential population growth within the catchments is not considered to result in the need for additional centres beyond the scale currently required.

As discussed, a full-scale modern supermarket of around 3,000m² to 4,000m² GFA generally requires around 13,000 – 15,000 residents in its catchment to be sustainable. This would indicate that in the right location, Welcome Bay and Ohauiti currently have a large enough customer base to support a typical supermarket. Veros has worked with supermarket operators in the past to identify suitable sites, and the operators have also approached Council seeking support in finding a location to establish a supermarket. To also assist, Council have undertaken surveys as to the public support to using Council owned land for the use of a supermarket to serve the catchments. This included examining the potential to locate a supermarket on the following reserves; ▪ Waipuna Park ▪ Waitaha Reserve ▪ Owens Park

Depending on the location, we would not expect that a supermarket provider would build a standard 4,000m² supermarket in the catchments. As discussed earlier in the report, Welcome Bay and Ohauiti are disconnected, and currently have a high degree daily leakage for education and employment. Therefore, any new supermarket would focus on primarily serving one catchment with support from the other. Therefore, it is likely that they would deliver a more compact offering like a fresh choice, or New World of between 1,500m² – 3,000m².

Figure 6 Differing types and scales of supermarket offerings in New Zealand

Convenience Centres: Convenience centres are defined in the SGS report as local retail centres that perform a local community convenience role. They essentially are the same offering as a neighbourhood centre outlined above, but have a much smaller retail GFA and require less land. These types of commercial centres are common place in New Zealand suburbs and can be stand-alone stores, or comprise of several stores and are often walkable from within the surrounding catchment. This scale of commercial centre is suitable within both the Welcome Bay and Ohauiti Catchments, and given the disconnected nature of the catchments, may be a suitable option of better supporting residents.

Determining Possible Locations for Commercial Centres

Neighbourhood and convenience centres generally have the same key drivers for location. The most important being located at the front or middle of the catchment with good access. In determining possible locations for commercial centres, the report will focus on identifying sites for Neighbourhood centres which have larger land requirements and are therefore expected to have less suitable options. In addition, possible locations for neighbourhood centres are also suitable for convenience centres as they simply require less land.

Given the catchments dependency on vehicles, commercial centres serving Ohauiti and Welcome Bay need to be located either on, or in very close proximity to busy arterials. In addition, as Welcome Bay and Ohauiti largely have only one or two points of exit and entry, commercial centres would preferably be located at the front of these target catchments. This location means that the centre is most likely to attract the largest number of possible customers as they are forced to drive past the centre when leaving or returning to their homes.

In some instances, a position in the middle of the catchment can also be strategically optimal and would also greater contribute to Council’s compact city urban planning aspirations. Although in the context of the Welcome Bay and Ohauiti, Veros knows from engaging with supermarket operators that the front of the catchment is more attractive from a commercial point of view.

A Neighbourhood Centre with a supermarket typically requires between 10,000m² – 20,000m² generally flat land which is free from significant natural hazards. In undulating catchments like Welcome Bay and Ohauiti, finding suitable flat land in the necessary areas can be difficult. The following diagram illustrates areas on main arterials in the front or middle of the catchments with relatively flat land.

Figure 7 Areas of flatter land potentially suitable for commercial centres.

Based on this, the most suitable locations for neighbourhood centres in the Welcome Bay and Ohauiti Catchments are; ▪ At the front or middle of the catchments ▪ Located on, or in close proximity to a busy arterial ▪ On generally flat regular shaped land over 8,000m²

Conclusion

This report has considered the commercial needs of Ohauiti and Welcome Bay and examined the appropriate size and location of any new commercial centres.

It has been found that based on the size, expected growth, and unique characteristics of the catchments, Welcome Bay and Ohauiti will only be able to support a combination of Neighbourhood Centres and Convenience Centres.

The most suitable location for a Neighbourhood Centre in the Welcome Bay and Ohauiti catchments are; ▪ At the front or middle of the catchments (towards the natural exit points from the catchment); ▪ Located on, or in close proximity to a busy arterial road; and ▪ On generally flat land over 8,000m².